Many properties have a Western Power (formerly SECWA) meter for recording power used, and the occupants are billed directly by Western Power. Tenants should check that the dates for the billing period coincide with dates that they are in occupation of the tenancy.
The standard tenancy agreement provided by REIWA for use by its members, and some other tenancy agreements, contain a clause stating that the tenant agrees to comply with all the rules governing the use of the premises as laid down by the owner or the strata title company. These rules can include paying common area power charges and service fees. Expensive service fees and inflated power charges can substantially increase the overall cost of the property, compared to renting a property which is billed directly by Western Power.
Given that there is little protection for tenants in the area of power charges, it is important to clarify the situation regarding electricity and to negotiate something before committing yourself to the tenancy. The conditions agreed to should be written down so that each party is clear about what has been decided on and so that the agreement can be enforced during the tenancy.
Some properties have only one meter, even though there are two or more dwellings using the power. This applies mostly to duplexes and properties with a house and a granny flat. The division of power charges in these situations can be quite inequitable. The tenant should try to negotiate something fair and equitable in these circumstances before signing a tenancy agreement and have it written into the agreement.
Charges are sometimes made for common area lighting and power costs. This covers things like power to the common laundry, reticulation or outside lights. The common area power should be on its own sub-meter, and the total for that meter divided evenly between all dwellings. It is often impossible to tell if this is done, or how much the total common charges are.
Some properties, especially blocks with multiple dwellings like units, town houses flats and duplexes, have a master meter/sub-meter system. This is where Western Power measures power supplied to the building on a master meter, and each unit has a sub- meter to measure its consumption. The master meter is read by Western Power and a bill for total consumption is issued to the holder of the master meter. The owner, agent or caretaker should read the sub-meters at the same time as the master meter is read by Western Power, and the power consumed by each dwelling recorded. The Western Power bill is then divided up between each dwelling according to each dwelling's consumption.
Tenants need to be aware of some potential problems associated with sub-meters:
Before entering into the tenancy agreement tenants should ask about these costs and if they will be given a copy of the Western Power bill and details of the owner's calculations. Many owners and agents refuse to provide information regarding the calculation of sub-meter charges to the tenants who will be responsible for paying the bill.
If you think you are being overcharged for electricity and gas, ask the person who is billing you to explain how the bill was calculated. If the owner is breaching the agreement see the section on When the Owner Breaches the Agreement for what action may be taken.
Contact Tenants Advice Service for more information
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